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Additional Details
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Sad Spirit | Am I as a landlord allowed to do this? |
My tennant broke the garbage disposal - I've had to have it repaired twice and now I have to have the whole unit replaced. I purchased the new disposal and met with the plumber at the house today, but he informed me the electrical socket is out and I'd also need to call an electrician to work on it before he could do anything. This would all be on my dime. The tennant is anxious to get it done as her parents are visiting from out of state over the weekend and the pipes are backed up too.
I'm really fed up and am tempted not to repair the outlet and just remove the disposal and replace it with a drain. Am I allowed to do this? This is a home located in Los Angeles, but I can't find any laws about landlords because they all cover multiple unit dwellings and even the better business bureau can't advise me since it's a private residence rented out so I don't know. I'm scared to hurt their feelings, but it's costing me a lot and they are attorneys so I don't want to make any mistakes either. Please help!
Additional Details
There are some good points made, that it might cause more problems down the line not having the disposal. They seem to stuff everything into it. |
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bhansingh
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Best to send her the Bill in the Mail AFTER you have repaired it , She will protest , and you tell her Ok , NO problem this time but the next time ,she would hae to pay and ,Additionally pay the Plumber 5 Bucks extra to politely show her the reasons why the system blew up and how to avoid it the next time.Thsi should solve your problem the next time and also remember to sent her a letter saying that this time it is free But the next time it is her problem , remember her answer the next time your lease comes up for renewal |
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surferchick
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its your house and you are probably allowed to do this(check state landlord laws) but its actually more expensive to remove the disposal and use the drain because there has to be some new plumbing done in order for the drain to fuction without the disposal. The wiring has to be removed too. I came across this problem. Also not having a disposal puts you at higher risk for even more serious plumbing problems. if they're breaking the disposal immagine what they would do to a regular drain.
I would put an amendmant in the lease(you can do this but consult legal help first) that the tenants must use the disposal properly and that if the new one breaks for reasons other than warranty then its their dime to get it fixed. Leave the instruction manual with them and make them sign a contract stating that they have read and understand the proper use of the new disposal. I know this is a financial strain. I have been in your shoes. Get the wiring fixed. Its a fire hazard otherwise. Get the repair done in a reasonable amount of time and keep your receipts. they have to have a functioning sink. When it comes to tax time write this all off.
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doug0102
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If you advertised the place as a place with disposal, you must have it there. Or if the lease specifically mentions the disposal, you must have it there. If the disposal is not mentioned anywhere, you do not have to have it. A disposal is not a must in an apartment.
If you disconect it and the tenant complains, ask him to show you a law stating that a disposal is a must. |
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Landlord
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Yes, you can replace with a drain. No biggie.
A new electrical socket costs about $1.50, $4 if it is for the kitchen or bathroom. You can change it yourself, just remember to turn the power off first and ground it when you are done (that weird wire that seems pointless).
Since she is apparently young and not brought up to take care of herself play Mommy and give her some instructions about what should and what should not go into a drain. |
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Raquel G
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When you placed the ad out did it say that the house had a disposal and was it in your lease agreement that there will be a disposal in the home. If not then you can put the normal plumbing back in the kitchen. There is nothing binding in the agreement then you should be good to go. |
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Paula
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Legally, yes you can. Morally, hell yes you can. Heck, you could have charged her for half the repair work as well. |
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beauxdensteiner
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I believe you .......can. |
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Pumpkin Pie
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i don't see why not. just tell them what you plan on doing and see what they say. then decide. good luck! |
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Rachel
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You rented them the apartment that includes the garbage disposal, so you can't just take it away. That would be no different than renting a unit with a washer and dryer and then taking them away. Unless you negotiate a rent discount with them, I think you would be out of luck until the lease expires. |
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cuddles
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garbage disposals arent a necessity when renting property so if the unit is just costing money then yes you can remove it and have the drain put in instead..
just make sure a professional does it to make sure there arent any further problems...
good luck |
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Becky D
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yes you have the right to do so, you own the property not them. |
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TheAnswerMan
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yeah |
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Rikki Marie
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I doubt it... If it's anywhere on anything that said that that was a great point about that apartment, then it's gonna end up biting you in the butt...
It stinks that you have to do that, and spend the money, but if you're the landlord, then you should know that these things can happen... I'm sorry!
And if they're attorneys, I'm SURE they will find a loophole somewhere getting you on it. |
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Kris L
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Go to the hardware store and buy at least two 'blank' outlet cover, and replace the outlet and the on off switch to the disposal with them so nothing can be plugged in there or turned on. Have the plumber remove the disposal and put pipes in. Have the pipes snaked. This is all to protect your property. Talk to the tenant using a nice friendly voice, and express your concern over the plumbing and electrical problems. Try to find out if it's actually the tenant who is causing the problems, or possibly there is something going wrong with your house. Old houses do develop problems, and if it's the house, then it's up to you to fix it. If it's the tenant's fault, but they expect you to fix it, simply be firm and tell the tenant that, if necessary, you will evict him or her for not keeping your property properly.
The law about garbage disposals is this: you don't have to supply one, and depending on the frequency of getting it repaired, you should be allowed to replace it with pipe permanently ... but for now you do have the right to replace it with pipe until you know whether there is something wrong with the house, or whether it's the tenant who has caused all of these problems. |
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Nevets
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If they are attorneys, you are probably better off just replacing the disposal. They can probably find some loophole in their lease or rental laws that has to do with you violating their contract. |
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cazfoster72
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When you first rented it did you offer it with this added extra, is it in the rental agreement? If not then you can do what you like, its your place, and as long as you get it fixed to be in good condition then no problem. you could also explain its coz she breaks it, she may offer to pay for it instead if you let her know first you are removing it. |
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Paula M
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You rented the place w/ a working garbage disposal....and outlets...you have to maintain them thru the duration of the lease...sorry...
On the next lease....remove the offending items...before new tenants move in |
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=]
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dunno.
talk to her. |
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